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Home Inspector San Diego – The San Diego Real Estate Inspection Company

Archive for January, 2012

Blackouts Are Unavoidable

Saturday, January 28th, 2012

Its not a matter of if, but when…

Power outages don’t have to be inconvenient. You don’t have to lose all the food in your refrigerator or freezer. You don’t have to miss your favorite TV shows. And you don’t have to burn candles – if you don’t want to. There are alternatives.

In our latest video, home inspectors from The San Diego Real Estate Inspection Company explore different options for providing power in the event of a power outage. The first part of our video discusses the pros and cons of portable generators and stand-by generators.

Portable Generators

Portable generators are small enough to move around. Some are not much bigger than a toaster oven. But to power several large appliances, pool pump, a well, lights, or even your air conditioner, you’ll need a bigger generator. The larger portables are typically mounted on wheels. With portable generators you will still need to physically run extension cords from whatever you want to power to the generator. Here are some pros and cons of portable generators.

Portable Generator Pros

Affordable. Portable generators range from $400 – $1,500 or more depending on capacity.
Portable. Small units can be carried. Larger units typically have wheels.
Easy to use. Just start, and plug something in.

Portable Generators Cons

Limited power. Small units can only power a few items.
Require gasoline. You need to store gas which can go bad after 6 months.
Manual operation. You have to be home to use it.
Requires extension cords. You’ll need to move your refrigerator and forget about running your AC.

Click here if you don’t see the video

Stand-by Generators

A more permanent and automated solution is to install a “stand-by generator”. These generators are permanently installed and automatically provide power in the event of a black out. Stand-by generators automatically detect the loss of power and turn on. Since they are permanently wired to the electrical system of your house, they can provide electricity to every item in your house – even your air conditioner or pool pump.

While some people think that an extended power outage is unlikely, all you have to do is look at the recent events in San Diego. In some cases the power was out for nearly a week. During the Cedar fire in 2003 the electricity was not restored for weeks in some cases. New procedures for SDG&E will allow them to turn power off if there is another fire or if Santa Ana winds become too strong. If you have a stand-by generator, you won’t have to worry about losing food, having your pool turn green, or simply being comfortable in your own home.

Another great benefit of a stand-by generator is that they are fueled by natural gas or propane. They are permanently plumbed to your gas supply. This means that you don’t have to store gasoline, and the generator can run for days or longer without refueling. While these systems are more expensive, it can be worth the cost in convenience. And if you run a business from your home, or have medical equipment that requires electricity, these generators can be a life saver.

Stand-by Generator Pros

Automatic. You don’t even have to be home. It will start automatically.
Capacity. Can provide enough electricity to power the entire house.
No extension cords. You don’t have to move your refrigerator. It works as it normally does.
Unlimited fuel. You don’t have to store gasoline. It is fueled by your natural gas or propane supply.

Stand-by Generators Cons

Not portable. These units are large and cannot be moved.
Installation. You need a licensed electrician to install these and they require permits.
Cost. The convenience comes at a higher price. It may cost $5,000 – $15,000 or more depending on the capacity and cost of electrician.

Article written by Philippe Heller, President of The San Diego Real Estate Inspection Co. located in San Diego California. For more information, please visit www.sdinspections.com

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Most Common Home Warranty Claims

Wednesday, January 18th, 2012

Get the most out of your Home Warranty

As home inspectors, we feel that all houses that are more than 5 years old should have a warranty. Why? Because things fail. A good home warranty can protect you from unexpected repair bills. The problem is that if a defect is pre-existing, meaning it was there before you took possession, your claim could be denied. That is why you need to have a great Home Inspector. If they miss an existing defect, it could void your home warranty leaving you stuck with the bill.

According to American Home Warranty, one of America’s largest home warranty companies, about 80% of home buyers prefer to have a home warranty. And it is easy to see why. Here is a breakdown of the most common claims.

So what are the things that break down in a house the most?

Approximately 79% of Home Warranty Claims Stats all Home Warranty claims are for mechanical failures. Mechanical items are those items in a house that were typically assembled off-site. Some of these items include the garage door openers, food waste disposers, water heaters, and appliances. The remaining claims are for structural items such as the roof, foundation, garage door, etc.

Of all of the mechanical claims made, the vast majority of claims relate to the heating and air conditioning systems (HVAC). These make up over 30% of the mechanical claims. That is why it is so important to have a competent home inspector carefully check these systems during the home inspection. If the HVAC system was not installed properly, or if the defect existed before the new buyer takes possession, the claim could be denied. With such a high claims rate, you need to be sure the HVAC system is functional at time of inspection in order to be covered. While furnace are nearly always a covered item, AC systems are not always covered. Be sure to add the AC coverage to your policy.

Structural items include the roof, foundation, and other items that are frequently built onsite. Of these, roof problems make up the largest portion of home warranty claims. If you have a claim due to a leak, don’t always expect a whole new roof. You will probably get the area repaired, but an entire new roof is likely not covered. Keep in mind that roof coverage may be optional. So be sure you add it to your home warranty policy.

Home Inspectors often hear people overlook defects in a house which the inspector calls out. For example, an inspector may note that a water heater is at or beyond its expected life. Often there are signs of pending failure. A buyer or agent may say “don’t worry, your home warranty will cover it when it leaks.” Please keep in mind that this is not a wise strategy. While the home warranty company may replace a water heater that leaks, it will not cover secondary damage due to water damage. And the water damage may be far more significant than the cost of a water heater. If your Home Inspector recommends replacing an item, you should consider doing it.

Tags: Home Warranty
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Your Feedback is Important!

Tuesday, January 17th, 2012

We Love YOUR Feedback!

We want to hear from you so that we can continue to offer the right services to home buyers. Even if you haven’t made up your mind about which Inspection Company to use, please take this super short, anonymous survey and let us know what you think.

Quick Survey

Thank you!

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Why Don’t We Test for Radon in San Diego?

Saturday, January 7th, 2012

Radon is a colorless, odorless, and tasteless gas that is present in varying amounts in the ground and in water. Radon is produced by the natural radioactive decay of uranium deposits in the earth. Prolonged exposure to radon in high concentrations can cause cancer. The EPA has set guidelines for radon levels in residential buildings.

The EPA recommends that mitigation measures be undertaken in residential buildings when radon concentrations are 4 picocuries per liter (4 pCi/L) of air and above. The radon concentration in a house varies with time and is affected by the uranium – radium content in the soil, the geological formation beneath the house, the construction of the house, rain, snow, barometric pressure, wind, and pressure variations caused by the periodic operation of exhaust fans, heating systems, fireplaces, attic fans, and range fans. Radon concentrations are variable and may be high in one house and low in an adjacent house. To determine if a house has a radon problem, it must be tested.

The EPA has mapped out Radon and divided to country into Zones. The map for California can be found by clicking HERE. San Diego is in a Zone with low amounts of Radon Gas. San Diego is in Zone 3 with predicted indoor Radon levels of less than 2 pCi/L which is less than the level at which the EPA considers it a hazard.

Therefore most home inspectors do not offer Radon testing in San Diego. According to the EPA, the test results would almost certainly come back negative. Inspectors would have to carry additional E&O insurance, which simply would not make financial sense. There are some home inspectors who will test for Radon.

Test: A long-term test is the most accurate method of determining the average annual radon concentration. However, because time is usually limited, there is a three- to seven-day test that uses a charcoal canister. It is available from most home do-it-your- self stores or through radon testing service companies.

Tags: Radon
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